HomeMy WebLinkAboutO-2004-1501-RRR scup04-007 amending 03-002/no action taken
ORDINANCE NO. 1501- f< tlG
No lICl70JJ 7A(G1I
RG 7lJtJ/ED 10
-8.JI J/Al 11& AID ZONI AI G'
e ()
AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF THE CITY OF LA PORTE, CHAPTER
106, MORE COMMONLY REFERRED TO AS THE ZONING ORDINANCE OF THE CITY OF LA
PORTE, BY GRANTING A SPECIAL CONDITIONAL USE PERMIT (AMENDING #SCU03-002) FOR
THAT CERTAIN PARCEL OF LAND DESCRIBED AS FOLLOWS, TO-WIT: 150 ACRES (ALONG SH
146 FROM NORTHEAST CORNER OF McCABE ROAD TO SOUTH OF BAYPOINT TOWNHOMES,
AND WEST OF BAY FOREST GOLF COURSE) IN THE W.P. HARRIS SURVEY, ABSTRACT -30, LA
PORTE, HARRIS COUNTY, TEXAS FOR THE PURPOSE OF DEVELOPING MUL TI-FAMIL Y
RESIDENTIAL DEVELOPMENT (100 FREESTANDING INDIVIDUAL UNITS) IN A PLANNED UNIT
DEVELOPMENT (PUD) ZONE; MAKING CERTAIN FINDINGS OF FACT RELATED TO THE
SUBJECT; FINDING COMPLIANCE WITH THE OPEN MEETINGS LAW; AND PROVIDING AN
EFFECTIVE DATE HEREOF;
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF LA PORTE:
"Section 1. The City Council of the City of La Porte hereby finds, determines and
declares that heretofore, to-wit, on the 20th day of May, 2004, at 6:00 p.m. a Public Hearing was
held before the Planning and Zoning Commission of the City of La Porte, Texas, pursuant to
due notice as required by the Open Meetings Law, Chapter 551, Texas Government Code, to
consider the question and the possible reclassification of the zoning classification of the
hereinafter described parcels of land. There is attached to this Ordinance as Exhibit "A", and
incorporated by reference herein and made a part hereof for all purposes, a copy of Notice of
Public Hearing, which the City Council of the City of La Porte hereby finds was properly mailed
to all owners of all properties located within two hundred feet (200') of the properties under
consideration.
"Section 2. The publisher's affidavit of publication of notice of said hearing is attached
hereto as Exhibit "B", incorporated by reference herein and made a part hereof for all purposes.
"Section 3. On May 20, 2004, the Planning and Zoning Commission of the City of La
Porte met in regular session to consider changes in classification, which were the subject of
such public hearing. The City Council of the City of La Porte is in receipt of the written
recommendations of the City of La Porte Planning and Zoning Commission, by letter dated on
the 21st day of May, 2004, a true copy of which letter is attached hereto as Exhibit "C",
incorporated by reference herein and made a part hereof for all purposes.
ORDINANCE NO. 1501- g ~ (( .
Page 2
e!
"Section 4. Subsequent to receipt of the recommendation of the City of La Porte
Planning and Zoning Commission, the City Council of the City of La Porte called a public
hearing on the proposed classification changes and the recommendation of the Planning and
Zoning Commission on the 14th day of June, 2004, at 6:00 p.m., and pursuant to due notice, to
consider the recommendation of the Planning and Zoning Commission regarding the possible
reclassification of the zoning classification of the hereinafter described parcels of land. There is
attached to this Ordinance as Exhibit "0", incorporated by reference herein and made a part
hereof for all purposes, a copy of the notice of public hearing.
"Section 5. The publisher's affidavit of publication of notice of said hearing is attached
hereto as Exhibit "E", and incorporated by reference herein and made a part hereof for all purposes.
"Section 6. The conditions of said Conditional Use Permit (amending #SCU03-002)
are as set forth in the incorporated terms of the Special Conditional Use Permit, a true copy of
which is attached hereto as Exhibit "F". The description of said parcels of land classified
pursuant to said Special Conditional Use Permit are as follows, to-wit:
150 acres located along SH 146 from the northeast comer of McCabe Road to south of the
Baypoint Townhomes, and west of the Bay Forest Golf Course; W.P. Harris Survey, Abstract-30,
City of La Porte, Harris County, Texas.
"Section 7. The City Council of the City of La Porte hereby finds, determines, and
declares that all prerequisites of law have been satisfied and hereby determines and declares
that the amendments to the City of La Porte Zoning Map and Classification contained in this
Ordinance as amendments thereto are desirable and in furtherance of the goals and objectives
stated in the City of La Porte's Comprehensive Plan.
"Section 8. The City Council official finds, determines, recites and declares that a
sufficient written notice of the date, hour, place and subject of this meeting of the City Council
was posted at a place convenient to the public at the City Hall of the City for the time required
ORDINANCE NO. 1501- ({ e~)
Page 3
/..
e
by law preceding this meeting, as required by the Open Meetings Law, Chapter 551, Texas
Government Code; and that this meeting has been open to the public as required by law at all
times during which this ordinance and the subject matter thereof has been discussed,
considered and formally acted upon. The City Council further ratifies, approves and confirms
such written notice and the contents and posting thereof.
"Section 9. This Ordinance shall be in effect from and after its passage and approval.
Passed and approved this the J~ day of,j/j 1l~.I, 2004.
CITY OF LA PORTE
By:
Mayor Pro-Tern
ATTEST:
BY:~ jl/./4/
MAR A GILLETT, City Secretary
-
.'
TIlE STATE OF TEXAS )
COUNTY OF HARRIS )
CITY OF LA PORTE )
NOTICE OF PUBLIC HEARING
In accordance with the provisions of Section 106-171 of the Code of Ordinances of the City of La
Porte, and the provisions of the Texas Local Government Code, notice is hereby given that the La
Porte Planning and Zoning Commission will conduct a public hearing at 6:00 P.M. on the 20th day
of May, 2004, in the Council Chambers of City Hall, 604 West Fairmont Parkway, LaPorte, Texas.
The purpose of this hearing is to consider Special Conditional Use Permit #SCU04-007, requested
for 20i: acres located in the 1200 Block of S.H. 146 & northeast comer of McCabe Road, W.P.
Harris Survey, A-30, La Porte, Harris County, Texas. The owner, Hettig Management Corporation,
seeks to develop multi-family residential development in the Planned Unit Development (PUD)
zoning district. In accordance with Section 106-216 of the Code of Ordinances, a Special
Conditional Use Permit (SCUP) is required for development in the PUD zoning district.
A regular meeting of the Planning and Zoning Commission will follow the public hearing. The
Commission will act upon the public hearing items and conduct other matters.
Citizens wishing to address the Commission pro or con during the public hearing are required to
sign in before the meeting is convened.
CITY OF LA PORTE
Martha Gillett
City Secretary
This facility has disability accommodations available. Requests for accommodations or interpretive services at
meetings should be made 48 hours prior to the meeting. Please contact the City Secretary's office at (281) 471-5020
or TDD Line (281) 471-503 Of or further information.
~iB~l A
THE stATE OF TEXAS
COONTY OF HAfiBJS
-
CITY OF LA PORTE
.:
e'
>lith 8th ~ treet
'te, Texas 77571
281.471.1234
Fax: 281.471.5763
. NOTICE OF PUBUC
HEARING
re Sun
'Sen-'ing The Bayslzore Area Since 1947'
dinances, a \:>>lJtI"'ICII ""v.I~.n
tional Use Permit (SCUP)
is required for develop-
ment In the PUD zoning orte
district. . la/Tis
. ,: " ,~s
A regular meeting of the
Planning and Zoning Com-
,!,isslon .will follow the p~b- the undersigned authority on this date
lie heanng. The Commls- '. .
sion will act' upon the pub- ppeared I<arolyn Kellogg, a duly authorized
lie hearing items and con- f Th B h' S . kl
duct other matters. . , ve 0 e ays ore un, a semi-wee. y
oublished and generally distributed in the
Citizens wishing to ad-::>rte, Harr s COUl'1ty, Texas and who
dress the Commission pro J I ' th t t h d t'
or con during the publicJU Y sworn, swears e a ac e no Ice was
hearing are required to The Bayshore Sun dated 0.5 /().!5 /0 t./-
sign in before the meeting ,
Is convened.
.'
Co
arolyn Kellogg
Authorized Representative
Sworn and subscribec before me this ~ ~ day of 9~
~-i. &-r-
Sandra E. Bumgarne
Notary Public
Harris County, Texas
, 2004-
)
~IBIT B
e~
e.
City of La Porte
Established 1892
May 21,2004
Hon. Mayor Pro- Tem and City Council
City of La Porte
Re: Special Conditional Use Permit #SCU04-007 (Amending #SCU03-002)
Mayor Pro-Tem and City Council:
The La Porte Planning and Zoning Commission held a public hearing on Special
Conditional Use Permit #SCU04-007 (an amendment to previously approved SCU03-
002) on May 20, 2004. The applicant, The Hettig Management Corp., seeks approval of
proposed development of "Bayforest Ranch" which will be located along State Highway
146 at the northeast corner of McCabe Road.
After careful considerations, the Planning and Zoning Commission, by a (4-2) vote,
recommends that City Council consider approval of Special Conditional Use Permit
#SCU04-007, with the conditions as listed in the SCUP attached herewith.
Respectfully sub~t~
..~~V~
~ettY17'iieE
Chairperson, Planning and Zoning Commission
c: Debra B. Feazelle, City Manager
John Joerns, Assistant City Manager
Cynthia Alexander, Assistant City Manager
John Armstrong, Assistant City Attorney
Planning and Zoning Commission
604 W. Fairmont Pkwy. · La Porte, Texas 77571 · (281) 471-5020
, ".r.TlJ1~~~' n
'~~Jt:~JU'. \V1
el
.
THE STATE OF TEXAS )
COUNTY OF HARRIS )
CITY OF LA PORTE )
NOTICE OF PUBLIC HEARING
In accordance with the provisions of Section 106-171 of the Code of Ordinances of the City of La
Porte, and the provisions of the Texas Local Government Code, notice is hereby given that the La
Porte City Council will conduct a public hearing at 6:00 P.M. on the 14th day of June, 2004, in the
Council Chambers of City Hall, 604 West Fairmont Parkway, La Porte, Texas. The purpose of this
hearing is to consider Special Conditional Use Permit #SCU04-007(amendment to SCU03-002),
requested for 202: acres located in the 1200 Block ofS.H. 146 & northeast comer of McCabe Road,
W.P. Harris Survey, A-30, La Porte, Harris County, Texas. The owner, Hettig Management
Corporation, seeks to develop multi-family residential development in the Planned Unit
Development (PUD) zone. In accordance with Section 106-216 of the Code of Ordinances, a
Special Conditional Use Permit (SCUP) is required for development in the PUD zoning district.
A regular meeting of the City Council will follow the public hearing. The Council will act upon the
public hearing items and conduct other matters.
Citizens wishing to address the Council pro or con during the public hearing are required to sign in
before the meeting is convened.
CITY OF LA PORTE
Martha Gillett
City Secretary
A quorum of City Council members may be present and participate in discussions during this meeting, however, no
action will be taken by Council.
This facility has disability accommodations available. Requests for accommodations or interpretive services at
meetings should be made 48 hours prior to the meeting. Please contact the City Secretary's office at (281) 471-5020
or TDD Line (281) 471-5030for further information.
:;~r;~~t1Brr D
1 ,accordance wItt\ the
rovisions of Section 106-[)
71 of the ~-of Qr~ '
ancas of the City of La
'orte. rind the provisions e
f the Texas Local Gov- '
rnment Code. notice Is ·
,ereby given that the La
.orte CIty CouncIl will con-
luct a pubUc hearing at
i:oo P.M. on the 14th day
.f June, '2004. In the
;ouncll Chambers of CIly
ian, 6 Fairmont
'ar\(w , Texas. )orte
"he thI hear-
ng Is .. 1arris
::onditional , ~ 5
tSCU04-OQ7( ''''
o SCU03-Q02), ~ led
or 20+ acres iId In h d . d h' h' d
:he 1200 Block of S.H. 146 t e un erslgne aut onty, on t IS ate
~~, ;r;,r~~ ,ppeared f(arolyn Kellogg, a duly authorized
'Is Survey, A-30, laPorte, ve of The Bayshcire Sun, a semi-weekly
::.Co:~ T~~ oublished and generally distributed in the
~nt Corporation. IIyseeks Jrte, Harr s County, Texas and who
10 develop multi-fam res- . .
idential development in the luly sworn, swears the attached notice was
Planned Unit Development The Bayshore Sun dated 06 /30 J~ ~
(PUD) zone, In accord- ,
anca with SectIon 106-216
01 the Code of Ordinances.
a Special Conditional Use
Pennit (scuP) Is required '
for development in the
POD ~ing district.
iiE STATE OF TEXAS
-... .,-~
OUNTY OF HARRIS
50uth 8th Etreet
ITY OF LA PORTE ,~rte, Texas 77571
NOTICE OF PUBLIC
. HEARING
."
A regular meeting of the
City CouncH will follow the
public hearing. The Coun-
ell will act upon the public
he8ring jtems and conduct
other matters. -
.
.
281.471.1234
Fax: 281.471.5763
re Sun
'Sel1/ing The Bays/zore Area Since 1947'
'-~C/lrlf ("&:;
I . ~ r l-
Karolyn Kellogg - ,
Authorized Representative
CitizenS wlshi~. .10, ad- IbscribeC: before me this cJ ,JD day of 9~
dress the CounCil pro or
~"-.ti.-~
Sandra E. Bumgarner
Notary Public
Harris County, Texas
12004-
)
. i2}~Hn9rr E
.
.
"Draft"
City of La Porte
Special Conditional Use Permit # SCU 04-007 AMENDING SCU 03-002
This pennit is issued to: The Hettia Manaaement COrD. and Arete Real Estate COrD
Owners
340 N Sam Houston ParkwaY East. Suite#140 Houston. TX 77060
Address
5325 Katy Freeway Suite #1 Houston. TX 77007-2257
Address
For Development of:
ProDosed Bayforest Ranch and Amendment to SCU #03-002
Development Name
Located at SH 146 north of McCabe Road
Address
Legal Description:
20 acres of land beina located in the W.P. Harris Survey. A-30
City of La Porte. Harris County. Texas
Use:
Planned Unit DeveloDment (PUO)
Multi-family residential (Stand Alone Units)
Zoning:
Penn it Conditions:
1. Allow only this development design near McCabe & SH 146. The development is restricted to
100 units based on Single family special lot line (e.g. 0 lot line) parameters in City Code of
Ordinances 106-333. The Developer's Agreement could determine driveway access on S.H.
146 and McCabe Road.
2. Enlargement or use of a commercial tract will be determined when the Development
Agreement is created.
3. Any developer redesign of the current layout of street rights-of-way and building setbacks for
the entire Golf Course Development and Bayforest require prior approval..
4. Future approval of the plats and construction drawings will need to be in accordance with the
master sewer plan for south La Porte or agreed modifications.
5. This project and the entire General Plan will need to conform to the priniciples and findings of
the Taylor Bayou Watershed Plan. Proposed drainage plan must be approved by the City.
6. The City's Parkland dedications will apply. The consolidation or only partial credit may be
considered for the dispersed parks. In addition to the passive park/detention areas should
include the deed restrictions that these areas, buildings, lawns, clubhouse, open spaces and
appropriate adjacent lands are private and maintenance would be the responsibility of the
Homeowner Association.
7. Agreements for the provision of public services within this complex will need to be made
between the City and the owner/developer.
S. The perimeter landscaping, pedestrian paths, or sidewalks along SH 146 and the drainage
channel for Bayforest would equal that proposed for the SH 146 boundary of the Golf Course
Community.
9. Construct a sound barrier wall between the entire Golf Course Community and Bayforest
developments & S.H. 146.
~18rr F
.
e
10. Ensure pedstrian access to trails system from within the development without entering McCabe
Road ROW or S.H. 146.
11. Return with the Development Agreement, plat, deed restrictions, covenants, lease agreements,
HOA covenants etc. reaffirming and resolving the above conditions for approval by the City.
12. The applicant must secure a maintenance bond, according to the City's multi-family
provisions, or seek an approved alternate.
13. If current or future owners are a qualified 501c(3) or a governmental body, agree to payments
in-lieu of taxes for all taxing jurisdictions.
14. Covenant that any change in ownership in the future to a qualified 501 c (3) or another
governmental unit be required to continue payments in-lieu of taxes.
15. City must be agreeable to the terms and conditions regarding payments in-lieu of taxes including
term and provisions for renewal.
16. Covenant the creation of an Interest and Sinking Fund that continues beyond the life of any
financing or tax credit.
17. Create a property owners association that is subject to and part of the Homeowners Association
created for the adjacent singe-family development.
IS. Consider a mixture of3 and 4 bedroom units v. 100 4-bedroom units in consideration of the
impact on LPISD.
19. Comply with all applicable laws and ordinances of the City of La Porte and the State of Texas.
20. Construct an S' minimum sight bearing fence around the development.
21. Architecture of units must be approved by the City of La Porte.
22. Development requires alleys and rear access to garages and 50' ROWs.
23. Development requires landscaping of individual lots and tress in rear yards of lot along
McCabe Road and S.H. 146.
24. Landscaping is required along the entire length of the development bordering McCabe Road.
25. Provide for school bus turnarounds and bus stops.
26. Ensure that planned amenities (e.g. pool, parks, playgrounds and equipment, clubhouse etc.)
are constructed.
27. Ensure that a system, approved by the City, is in place to provide priority for La Porte
residents.
2S. Per condition number 13, ensure that property value, rather than income value, is factored for
the payments in lieu of taxes made to the taxing entities as stated previously.
Failure to begin construction within 12 months after issuance or as scheduled under the terms of a special
conditional use permit shall void the permit as approved, except upon an extension of time granted after
application to the Planning and Zoning Commission.
If construction is terminated after completion of any stage and there is ample evidence that further development
is not contemplated, the ordinance establishing such special conditional use pennit may be rescinded by the
City Council, upon its own motion or upon the recommendation of the Planning and Zoning Commission of the
City of La Porte, and the previous zoning of the entire tract shall be in full effect on the portion which is
undeveloped.
Validation Date:
Director of Planning
City Secretary
;...'i'i=;"j,
.... ..,
"I'r,.
~_.: - " _."':"'..-.:
. ..
, .,
. .'
-I'
I' .. :'1
,j ::~ .):;1
.' . ".'
1<~~ i/~;
I." .u" ~., "i
[.~~ <: ,"
II ....,'
r~- ..- .:......:.~-~I~
II ~\..":""'~~.: I,
!'i/l':"'<_
btl',-J,.w'
l'~-).:~~,... II
'\::t't~.: ~.I 1
'~~" ~~
-(--.-
;1
I 1 :
~ ~
'. II
,. -..: Ii
./, .
'. ~ r :;. I I;
... I r ...1
I'. :... , ~ltJ I~I ~:::
I. I. II' :,'
I,; .. ,II!" i,,:
It, IJ..;,-; ;,
. .... . ;; .~ l~ ~il,
I:. ":: ',',' I
I' ; ,I :
I. I ,
,.;.,: i
l' ~_ I .
. '. II
I "
I I
h ,~. I
1:,' ... "
I." I
:: I!
I'! I
i );
/ If';-....
/ ,......-...... ...... ""
j i In p'" ;..... .... i' .
., . ~., ~r f-{I. 1" .=:~.
, "", ~':\'" I'~: ~ '.-: '"1'}t. - 'B'/:
I ". '1:-" '''. ~~...... %
ill ,~., , .\. . /.\~ . . r'~- _ ....6"'.
.. ,. . ... \ \ ./ !.' ~ ~.,.'. .. .:".'. .........
"'" ...... t" \,..: " llo' ,., /........ I " ....... .... .....
/ .', E) '., "'..<! iii.; (it.. !.,-I.' "'off ,-..""; 0-" ,.
/; , ,\\,: ........[- .!:.? ' I ,.,. '.........,....
. - 7 '1"") .... .-- ..... r.:.-~''''''''''-'''''''
.,. . ,.. '" 1 '.... ~ I 1 ('to., r....""
/ .,/.., . 7 'r',. . ~. '. J' T, ~ .,..... ..
'A~;. (;>.....'. , I ~. t'~-.. -.. '-et/.'e "p .....r~:~._.'"J:!:;-..
I;'.'f/~'" . ::,-.! :' ,tl'fT ~}./Q'l r- !.....J!,..~./:(,~.; 4.:?"'~..~_J~)
.'f!n' .~ .,' / . c.'~ .....-' I.'f'!r;,: -- - '/[ f'!!l/-,.;:i 1~--t7~\
f',il t~..~. ;. _ 'J.," ." ',.... ,I,., '-'t!!;J/iiA. Iii x''\
. 01 U... , \SII - . I . ''\,IF( . !~. /,;, .
III a ..... ; 1'';I~. ,-, (:\1 "'1 .t-..[':.\!, ~,tr.;../ ,A
f1' ~ I r(7) ;,!IF .- .. n l/' . Jj"" 't"..... ~ .\.:1'
/ ...f; . "-;-.i~:''-' ....:;\.....;::"7'~.:. .. ,.. '., ..,jt!.'~)/~ /;.:', '\ ,
, ". \ .... .... >.}. I. .", / !,., .~ ~
. \' t... . ....-, '.J.' '''', I f. .......,-' A le'--; "/:1 . '-;'..r\
f. . _.~ ~ ....... I '. . ':.., . i \:lSI r__. ,. I-!., ~ :f.... ".
'"I ""'. '-.',/"" 1 .r.~; r.~ - t...... "J .~~'C."".',
", .~.")' /....... ....<1... ,,..... . --.. r , '....:.-'1'.,
.rJ.! . . ~ ......{-.. . -. , ~ ro..... ........:.,' {d:J,../ -..... . . "- ..,-.:.:A/ ""....~ .. \,
l' ;; / . ~. ., .' I., ->, . . {/. .,' fJ1' ~ A-<;~: V"\. ~..~ /\.....
Co : ~\, t1rI ,. / '. (: .' ~~! -" I., / :"0""" j, . \.51 'V.....~ \::""1';' ~ '\~
N, . l ra~ Q; I :;:/ .. "{~, j '>, ........ - : C/i.JJ .#} f, ~~I A~./ '\i' .~.~/~' \
V' ,'".... . ,- .-;-::,.. '"-.~ . ....~ i'..... L,I ~.. ....::. ~,,/.,":..' I'~'J ~ '5l'f.J............. C')., ......, \S'~
....... 0/11 .:.. \(. ..:"fSiJ,' (3n\'~" ~) /f';,!;:'-,::--. .l..!t:i,J: /., {'JJ\ ,. H~' 0'. '~'.
~ ,!.~II/ ii' ':/ ..fI~:.1' ~...,.. ~.. \S:.:I'" \~// ....~.... ':J ~ ~"'._ .. t ~ ...@. ....::/ /~1~; " ...v.
... ',. II ".'"':I"!.-'/ ..........~:;il ~ ~ ........ ...... "_ '\... '::.,1', . .'1'5 ~...' . A r:., \..
. f' ..' I I -.. "- .~ "1\' . -.,. ""/' ,^'.' r /. II
~ .!/;! c,;' . "..."I'.'A....L.v '-- .... ..."" ,"" ,...,:'~. , ~ ,'" \"\ ~ '. ..=.......;... ,'.'
~ '"" I ... . . ....~, ... \ 'H' ~ ~. . r. . .., ,_;'\., v' , . .....;.r...
..... ''''.'~-; ',..:../{.......\..'. ~.,t t~n . '-'\0'"'..;.,.. ,,,"ft . .'~ .-,":" '. .ft ,
..,...., / f.: "I'.. . .... r .1,1 , I'~ 1 .... ... .... J"-" .... . . .... .. .. . ./ . . "\. .
~0/.l ..'.,. i'~"".' 'f":':(,;to "- i '!'(l . ',;:"i", !;;/ r;<..: "'" ~~\.A' ~'1(.-- @'~~\,/~\ ~../ '..-11. "\,
j/f.,.r;;:-:;"i-.', .~_. (i" ['" ~:...'.:( ..t .~,. n,. .~ ~'<.:, 0.';. ~ I;l ~~~\ v' ") ....~.t:...:->..., >.
..' ..If:":-...... ...., . ..~~.:"T '.. ..'~ : .'c..... -. ~- e..... '"V............"eD ...... '. .
.. . ~'):i,; . .... ',. . '.wo.'-" .--. ,... . '.' ..\ \. .J~dtr..'" . 'j. ... .II.....
/ .: ' ",:.'14'. ,~. .... '. 0 ".:. '.. ..... 1 f"\' I ~",." ,to \ ..~.<V~ . 't" '\. '. .... . '-", ,( ';t.:'" '\
I I'; .. ... .... .;':" ~" .;..,........... p'. . '... ...~..J'. .~:t . ",=:' ./' Cd. ", ... e-:\ ....r:.....'
j. .../ ".r. ). ~ ;~. '" no ~;'.,:.' ..1 -.,' ~~ "... ~_..\.. (.... ..Y.. 0 . \~.
.:; .: ,. .~ .~ ........~.":\ '",,:';' ".>'.. ... .~.. ...-"''':iv,.. ;'-:;r:-~""" '. ,~..-. .. .... ". ....~(o,'\,
~.' ,) \'" ';., ....{~ n;' /fiO. 'I ",'::='-- ~ {.I>. ,\.t;' ~,'::0 /':~"".~. /', f~f,..L-:' r~ \, "-;:, ,'. . ,~..:,
"'..j: /:",,:,---L' ......'.. Ir-,., , (?\..... ,.:::. .,~ .,. .). ~) "', , :t;;. ,.... ~. V'
! "/. (..1';\' ~,... ~ ~ _ '-" ..... '.' ".l r:;{l" y:/ ....) \;'+':l\ ,,..../.<.- A .,. \~,\.....
/ .' -'I,' ./ ., .... ~ .~G- (, ..-., / . ,.;;\ Y'1"!l. .....Yf;,: , ~ ,..,...,: (-:
. .r. ':, ~~ .~..... .'.. ".TO,j 1 I 1-" ---'. .....--n \ yo .~? \."" ,,/\ I'; --, ",,,,. \:.-r..'
I . -:'~". . ;'.-..!J.q s I~J .......:,;;; ;,./ \ ""\ ~;.,1.r ,.,. ~\'\
i 'U......,' .'[ Q\ ,....".:. ..'~) I d," I,.' --I~11 kll',' fi..::Jm;\ .....r~ '0, ,-:..,,:..,..' (,',.::>;;,.-......... ~..,<.v~
, ;. .,-.,--, 1~1I"") , \ - I '., " I . ..t" . ~ Id!'. ....) .... \ '/ ~ ,J ';',/\, "
' "'0 .."t:o:- .. .'.'t'! 'f)" " I r~ I' ~. l'f~ 11 ~I : i a. .1 L ell .' ,",' <..f:" V';.., ',. ,';1 ,lJ
/ / g ..,; .,-;..- - - . '., ..', . I . ,.:., . '._ ".: ___'_h_. _ _ " ",-,. -.-.---.. _... 'I{~.. .,...~ \
/:. ':i::''''-I' .""" r'--MJ-l -: ..:.: \
'..:. - ..' I .';:) r_': . ,
! i '. ':'1',. '."If. !') .- \
: ~ /"- " 1.- .__, _ ,._
. .~" ~ I -. , ,
i / ~ no. '--. p.~ . , .. ./ ~-I' I i'l I
/ , ~l ,",J' -. 0 ~ " .. I
/ . ct. _ _ _ _ _ _ .1 ( ,
/ [;11" j' ,
.' ~,- 0
/ ~~l-' ,j",
/ ~~~j~1
. ~ . ~I
/ -J!1
. c-~j
.I If)' r.
/
j
.......
...
r"
~
e.
~.
~\
~,
\"
\S'
"....l..
,~
1 ABlJLATlCN
......
;......~; ,.... -..
., t.
. ~... -.
.c'" )0' ro
;:.' .... ..
...._:r.r..r ,. ..'
....._..t'f' ":'"
.'
f;:~::~
So'T:
.':.~r
~
~.
"'I'
~\'<
&.:'':'".~............
'CoC'. . "III'~ .
0.:.1;:.....""..........,...'
~...,.u:,u.....-.r._.....".
~;~.~.,~~~~~ .
~. l"
1I~
~~~~
!!In! AP".s""I,!U
"~_' ...-.....1.3.....
. ::'L: ~""''I."., ~';'.
..~.I...: '~.L".-
::~~:;:;,;",;,.,
. 1....:1. ..... ...
..
,~
,.,
,....
I~
ACCESSI61L1n' NOTEll
".-:~ ........E" ::I...~... 'C;;U:
...~. ~ c.. ..C'c:.C...... i..:.... ':'==E!I.'a~1' INCJ!'1lO .... ....:. c;oo. "'1o.........Ctl
'::)':-"".! .:.~ It-..:..:. ~ii'E. :""-5" ~:l'J:c:.!:~~''l"f Co" .VIoI ':"'l'.tu
I !=:;r ='" ..,e c:- ._1 _":-'l:" 'II:C=IIt..~ ":::='110 .". !I~"'..::::.:.OI;:..
.:....:...~ I,~. '1:~ ~ io,.;: ~i':'. ::-&r..l...,,:......c~. ...~L
U~ ,1:''l:U::'~E pCill' rl:llt60:~ -:/f_ ...~"" C.. "~';;oro I"!W~''''I:
'; 8._1J t....;..... '= ....'- .....';!. "U C...I!:'. ,1,1 ~t. E:..ieOloe!" C~COI''''
...,.... '."lo!:~: .-.:.: t~I....."'-_..:;.""Oo!,yO.I..I:.e-.....__
'" =:. :..:.-:.''0:1: ~L ..':'':.'1 ..: -":...-.....",, III C.... r.- ;!r:'" .)t.- :.....::.11:;..
. .:~. tr....,.:.::Cllo.:,. _::::::::!.: ....:.W..~ Y':'::I!. I ':'S.E. G-l.I..;"':'1I. '"
"'~.w..._ C!.':r"! C= ...:::... .:.."'... =.ltII=:~ !:.~,.....eN) .lC;:~("4
..;.=:......t-e:... <'=-."'!!. c.-.:.:... '0;: ;:~:;:J:~ l:: ;-.-m .::.<:111:..:......5 ....:..L
-,:'1 t:O=:I!C1I II; ~r.'.:.~ ':'_::::';0:, ~..IJ: .n o;:."'I.,.......-,L _YI: I'" 7_....
c.~C.I:, .a:O:C'[I4=---:.....:.C;:: t-'" ...~~t!., I c::. !E.":- ,"-,.!'.:.::..r;: ;:;....:...:.
......, ..: :;o.;IIl:.'.~ :c:-.r.ro..
..~~~I...L."L.:.;. 1," I_JO....~r.. """-L ocr !..-c!IC ':
... '1;".....' ....~. L':'."'ii.i.o .'-:'<1'" .;.n:.'::._':1IIIl r"'a~'~ :-eolllcl!. '
Q\i .:.~~!'!o& "L!' :::. t.-.':t.~ ..I,,:..~. ... ~''lII I...... ., 1.11. r:)! "",:.a.... i,
C'\c ......-.:.,. ':''I;.'L'lL,"=!i...::o. ~C-.Q fCo..' G'Uo.......~ ':.>1':...0;:......:1 :1;.
. .....:. c,.oo -..! .Ii'~. -r. I':"'''_';I! '=1":: _ifo -:...,."'. r.,~,':iI' ~..r::'l,L1:
.... ':;r.:.~.... oo"l,l'o_-:.m!'"1IIl t.... ~1.of6rdi!...I!It:= "......,. e..t:lc..........._.
er .:;: .~~..., t..., ....~I."'I::""" ..n :::-1" rloCtjl",=",::.- "., ::rj\opoP/\
...1 :~~r.:-r. 1.~...l!! ':'ILI~~ ,'!-:C-.:':-!'. ,r:I"'r.~"1.: ..."...,.,.."1.._
.~ ..:;~- I....,......' ',:0:101. .I.:.:r;:'-I!;:;.c.!: 0- '-b:':~:''':
I l-li -..- ........::'1:.:1..:'1: '-~ co.: .... -..:. c"e... 0\ ':'01:11: ,~
ell .!I' -.:'11: ....~!...:::~ "--.:wi:; =1.~~'Ii>,;1
. ... ''''!:-.-o.:::.. .'.~ ICt:1 ~:-.....l't~ l'O '-C Ie.:: !'::!C'" ...: ~.E!r
"..:: ....:...'l~~ =~... ~l"I::;'."':-EN .._....~......, tlol.l.l. 81f "'"_.':"1::'
r= !oot:."!=' ~~..:....:.r :':""I1'~:. .oO!lI:I: f1"",,..~!!~ '01!: ...~c:!Il: .:.e-u.,.o1:,
I!......-:.::..II"'...:-IC _.~y.&r':'.I'
''=".occt..~Ir.1I ",..,. ~":.. roo': C:~!:I:= :. '::':. ::-1_1...
~ C~.~::..I....::.:I c."Ii"'U.:o,Q "'!C..- J""Ito "0.:...1.~! ":.."'.t!U h::I .::,&,1;<<
roO':". ~. ':'=~'oII! r..! -.IC!:or; lCor;:",:g ._.;... .... "=..1: I-t: '..~
. -.. ."'E:~.-':I. ..;... ..CIII! '0 II!:. .1.\.... ..11_ ooc.......-li.. JilW_II\.
c..~ :...i. C... ~.. f::l' ",===",=::t..:.:. ol::::C;~!lhI.. fll::...rlll"....
I~.. r____::... .-1: ~~Io;n: Iii!!
; 4~ :'L.Co...~tI: .:':O.:!~s:.1! .':''':~ _.:.t'...&=to-~.I ""'II!' ':'..
.:.-:.:r~s.~;.C f." ~-oO '!.IF. ':'~'-..."'1 r:p ,,::'.".1.
GENE~ PLAN NOTES
'~~~~.!!2:!!.':!!:.
".' ~~;r~..~~~.;.t""1~;~~. ~.;ir'
.. r.!~, !o~"'"., ~':';J::' D !!.t"1IIl: ..,.:.:
.;:.~~.!~ !:::'-::"_1'4 '&''':'''l'ill; 'I!.:l.'l'!"'. .:....!'-.l...:;."'l:1
;,,;l"l_........,. c..:.~:.f.~ 11':"h;It, .-I::.".;.I.o;:,...~
-.:.. t!- o;,':'.I.~' "~~I',;,;,:::!:
""':.Ii::lotj;::.~ "":':<':':;1 .,.=..e.,;;:!:
. -I.~; . i.,.~~. r.:...:lo;'" .:.0... ~,,:...o;f!,:::-!
., ':':'. :..,...:, I Ci::1oK::~! to _.:..... 'l:11. "4
a.l."O:llI ...1" ...:.&.... =.;10.&:,.11 -=E=IE'~::l"'!$"= "";',I! L':'o
= :::::MP..r"!1i; ~."!! I -~::o.c. .:.:.::~ "ol' "lo:'1-
el:: ~::il:i"'1 . _,~ '-:0 11:I:::>'"
W <,,'l'::..ot:"i .....l"'~ ~'I:",... -.:.c:<.:.'u= ":"';,,;:'EIi.
~':"4':'''!. "-.":.il~r~c.tC!:OO..:.<.R 1lii:':"~.E
'.:C:". ..~, ::.!..ot..:.&. :'C1:.._.:.r,;..!e:
"".':;~.:,:~~~! :;;..:.;.~c.:=~~:, -~~i=fI:' ~....a::.r
=~!...-=~. -::: ~":;'::':.I:.' ~:!I.' !!..t'C1o r.~
. n.... l.rr.::::c,,1o 'o/!l:I1't:..!:!I. ro......
: i~~?~:.~~'~~i,.
o~
..,
'I
..
01
..
~
I
(.
...re; .
1 ..- .
"'~~'-
"If;lII-I:Il51I~1 J! '-'.,
;::.. 1'\-';. C",~ ,,,. 'J ~~''') I I ..,
.D.. . ,J tiJ. II .. /
'J.' ,~'.. 1 : U~.. .,_. .: I
.'- ,:"..., ~ "'.' l.'.' ..
.'Or.>.. -.. .. .~ .... _ .
\,.' '='I ',~I '" l
- - -C.'L - ~, .. ...01,,-, I
'. i". ,I ..
"I h' --i\
\) ... u.
tI I . T, ", .'1.
~! I : II '.....-
0f I rJ
-i I 7""" ~ EJ
:. .J I, I '!(
~,I A '-'("\1
c.., " r :;~~. 1_.
In I . l. "',.~;:'~~J
,l,.... _"~O-.:-.)
'J c::==' .'r:. ii'~
~'I~ 0;!f; I J';<;", Ie "l'r.:! I r.<:.\i~'~~ I ~'l~'
I '~'~1,.I",,, 'J '.. .~~ ,..... .. ''1; ",.~;\ C:n . . ,"1,)'_
, .... " pi n I.. I I' ,
0.;\-,1",:, j,-l.. I~.l .'1. ,J:.l" ,.t.....l i.,... .
. ~.! I 1:'_".: ;'l ,:'.:1' I 1"_ I r~ .
.~- ..::- .:=~?5 =.';::i~::. '. __ {~\ _ 0 _ g~' Jfl
Ioj t.;:....::: _::.. le.....:.-. f:.;:..
:'::":~~~N'/=
~.a~;:. A.eRE5
1
i
j
.....-.
L'
'i.
U-f
,-~,
,:
iI.
-,
0; SITE PL/~N
SC~L~~ I ~(.')
...
i
"
,.\
f?O
F;
H
A:l cCA
~
j
~d)
LU~ i
!lit!!
~.
~~ i
-~ ~
~
aH
Unl~1
,.l! ..
c~ i
t1~
loltl
~~~ Ih
~""= e!
~= I~
.............,.
4-1(,-04
I'!II'IT
""""'"""'"
IlE-.o
w:Z:
!::::5
<f>(L
::J:
U
:z:::
-<(
Ol.
I-
cS>
llJ
Ol.
()
J.L
>-
'<(
(Q
~--
SITE TABULATION
I." .&e:'''' .1....,.L~....R1tW. ft....~. 11:1 lNIIPIi"
...tT~ JIIC
I.NI1I DI'SC!aI'naN 6A~ M:I!.& u.TI renaL II"
.i ...."..a4T. 'CM bSoS ,. n_c
III ..~'t.lWI'~ I~ un;c nll6C
co '..'....,'" ICAIIIl tlU III 11_.
C "."'UrD4l'- fCM U53 a. n..
"':C'n+oeLe"," M .. tllII', s.&.ru left ~ Ie ...'"
-----...". ..;~
M;~~........"""...... III
~ on
-=-GIlLD;a.~..
\
\
w
ill
;.
...
Q
dl
\
\
\
~ \
~..... \
~"""
tl\
"l
.'
;P,
.....
....
<::
-
'""
lii"
.
...
~ rllC'~~~~",
::acrlllQ.UD~:wlrn.
'-"
.&r:~A1lUtM1.oICl!. .....cu
,a'-lIIlC
r..-.WM
~CfllCllll:loe
.NT".~1'IaCI1I
.....--
\
\
AcC:Ell6leILITT NOTE9
~1"tC.II......... GnaNI. ~
I oII.a. -t!U1 ~ac:::'u,""ra ..~ .ac=UIl... ~ "'.....C" ClN 1"I..4'IoI1~
.au...... Ala.!..., "41.&. ....' '" WlQJ""'II"'W1t glo ... "'1J.~
I eC;1fOtrcJ . ",1t.!\N:lIOII"IIlI=I"ll.&!. oIG:IIIIB\.I1T .t40&R::I
.I:( ..:IDCI'ITICMAt. 1 -I!!I:2II- c- -..:t rOI.&L D.IlLL'" ~1 ::,Q,NI1oI'-';'L
1::11 .l.C:C...InM..~~""''''..'Lou.c.~Y1~~JI'ICf''L
Z '~.&!IIw.ll....l!I!"~ DltlCI! .0 CU1~' .n "'-'- ExfElllCl"ll ~
p.- ... n.M.SOQ.O 1U,61 "IUKrI.I1 ""IN ~ ~...,..,.
t ~~ItI4-Mt,"'.&.~"..cI"Ic-ltl'JN"'" 0l1illC'f1cnr.
, ....1......te:!!6... .......::BIIDLI.-.r.lIICDG ..:cr:. I ......U ~.... ...
""",ftI"I .GIII!~.."...u.n-D-=IOo"'c-I!II""CICII.&D~
-'==....m.a ~.t ~ Fen lzeD:lI net c;..... C'JlII "'#'JOlt ~
N='~ I)CIID II: ""'011:I "'-Cl'G JIIlCIUJIi .... ........ ...&U,. I"",,, ~.. :-D!"
o.JO"". """""1CII.~::r f"..cl! ~..., r oc. ~........&CIl. tM.C&..
...........r:t:9r0'!I..."I';~cr.r.""
. .......D CGoII Cl'I'~ ~ MDT IJlC'RID'"
~ .u.oc~="l"ULLO ,,""c.c=o ~ .&.'DQI.I"I.c:ruu.ItG:tR-tfCl.
ere .acee6lDLI ~ ""'"_ ...r.YI!!' 4 a.......,. N.c. 1$ I!'''-!'' M G-.ut-~..
IChIIM.uo Me ca. JCC'1 !l'lCUHl '..,1 ~ 'I:hn pr,lC"".CIOI
......,* c- TIlII Cl"I.- '~0IiIJUla" ellEe' ". "l.E\oVI" III DOCfi IOlI:a..
.- "'~!t:..I'" "c..~ ,....,... .....N~:)~-...Q.O.I!lIlIo&&l.t.
... ~.aotl'" 10 '....1 51OQ"::", ~ R:lel1II:!R U 'TO~E':lI"""
..... Cl~U.L r"-'CI "'.I.I,u-'H!;.OCIlOl'IO'o4. Po) "~N1..'RCr
~ .....::101 r.=..IW'aO 1';1 :... LVoGHI GlOI C111Mf ::lOOF.
1-...,..4W'n.r..~.~~..-....aOlll......L~Ol"I......~....~
II! 5> Le- 'c:!It lIn!.oa(lIIl. 1''6!D- ~
ll"'A..I~.s.oa "'Q=~ 1e ,t4l!"ceec!CPn-e~
f oocn ."'111" MG CIU JrC ....~1Io II\oCIr.H L.&......IO"Cl... a..YU. .. ""'-'l.&."1oU
.C ."'!'IQr!C'.r.QANI,: ca.n.a.::. TUiIlEi r..u.u. .. NO ~ CR ~JI!
.....oIoCUUo;I!!JIIl.s-'....e:1IIUo
-=.&e.~'M'e&.' 6"1Q1 ~1. 'C1 E.l'CHD. W. I!Or. tlI!fI,~
"cco.-~..&I.O ~V'l_f"l;lc;..lolN.........:u.lIIl'lQM"1D""l.OU!!II
.........~."ecvI!,..ePl.C:7llCllll:t'!C"Z ;t.WrrI....~".'lePLOCA
~ .au.. I ClIl.lAl.Q IM4U.. LCIIE Ie _ "'-_ #1'01 ""OR:"..II M<D *'YI
cweiC:'.l'llCl'l~..,..'O~...TW. .a=:u...IllEDI!:I':.......
~,~ 'I~::-e eel.....1I
TJ oIC.L. ::II.IIGH&fW .c=c....!IUI,,~ IP.&CD ....4.1. .."""._
.a.::::EMIIIl.. IICPIo 1.1':01 nI~ ,,~t7- 6D' $IIi,
RESERvE'S'
!22- ACG:ES
GEMERAL/'UH HOlES
I1ft:4.lH.IMonat:at:lDII:l
llii"~1M..L~11C"ol.t:l-l!=
:J ~.ce:LIiG l'\oGtLA1.c:N . !It-~e.
JI!i"llli:l'lEi1 !,.....~,.f) 'C M5......,;.c
14"-1:6, CCC"_NlSt. "...&';~ ....AJ'I!'t 1.APllllL1AM:a1l
)'I"'..v7l", '!I '{oAL1.0'\I 'MNl.1E 6I<ll:tIlItWl!.:o
...~ r; G.1...~ . NhUT! I".=u::Et
., ".I::::'~4L "'J1C11V'61 '!C.~U.
.!!~'I!'.r.N$N:.!..~e.a.'fIoROCt"'o!I
".K.. L.YI'G I al:Cl~ Te: W4.J1! C!t.. tC:o
..~ U1"..~a.L !llUrc~. =mItC'CI"'.!I1"~ ..A.W uo
C.eo'":.a..1'EI;ILNIPo~J..&C<N"L:.
eJ!=,~Ia..,oIltt)~
.,MClI;N "-..r.w:._,.~ 1C.=a..
"''':IIOJJo''''~~...:-o. "'12 rwu, ">>ell!
",=""'.A."C~I:allu.c.lll!!Q
.' .._:. ~ ...."u.. ell" C:...:&. -.AN! . T"._::'
:. '4l:-QR c:f .~ .t.ICl iCL.4"l '-EAT ~H
~O=AlC.1IfI' ,Co tIoolCj,C'.Q:"""" LI\OO6 "'DB
"""""I. 11'.1i. ~~ N !(,.'"t:&.ah 1N:-rT
ol'loCle..-..~.
.., ....c....c.'T ct:NC.::::tICNI
., .::P.-o" ......~ ..=ae ve.;.
SITE PLAN
= 512)'
PREL IMINAR]
SCALE: I'
M.cC.4BE ROAD
- -
LARGE 1-I0000SINU TRA::T 'b.b1 ACRES II2W LOTS
RES-R CTED RESERVE 'A' 1433 Ll,CRES S,",O LOT SIZE = 5>0' X W' = 4,!;0tZl &F
RES~RICTE::> RESERvE'S' ..en!:: ACRES ZERO LOT LINE
)
e e
A Meeting of the La Porte
RECEIVED
MAY 1 1 2004
PLANNING DEPT.
pl~nnin2 and Zonint! Commission
crype of Meeting)
Scheduled for
May 2()., 2004
(Date of Meeting)
to Consider
Special Conditional Use Permit #SCU04-007
cry'pe of Request)
I have received notice of the above referenced public hearing. .
I am in FAVOR of gmriting this r.equest for the following reasons:
I am OPPOSED to gtanting this request for the following reasons:
~.
llA f'- I f1-t\J U\. (tLt?' J
~_ (please prln~
,~~IJ. ~A-.L,
,.- - - - - _.~ - " -.., - . .-
JJdI (lo lJ f'/;, De R tf-r~' vJ R-y
Address
~C.4-MmK J" i, 11 c;k'c.
C:ity, State, . .
* U)JL,~)~~~~~d
lfjli-f Q. gfh J~ - d~PrWL
. -- .....-
~
e
e
RECEIVED
A Meeting of the La Porte
MAY 11 2004
p1!1nnin~ and Zo~ Commission
(fwe of Meeting)
Scheduled for
PLANNING DEPT.
May 20; 2004
(Date of Meeting)
to Consider
Special Conditional Use Permit #SCU04-007
(fwe of Request)
I have received notice of the above referenced public hearing.
~ j~~of gtanting this request fur the fullowing reasons: .
. .
";i;k",,~ j;i/4..l,.';j~ ~~/ J/t~') ?
~~... . ..
I am OPPOSED to gtanting this request fur the following reasons:
E/f/VE,gr ~ BONn
Name (please print)
fJv., bAt:, ~ (E t>>1<f2
- - , . . - -Signature .
/~-/..3 'lIwl{' /~~ \q-
Ad&ess
LA PIJ~7E) IX 7'A.,-7/
City, State, ZIp ,
e
e
A Meeting of the La Porte
pl!1""i"~ and Zoninlt Commission
crype of Meeting)
Scheduled for
May 20; 2004
(Date of Meeting)
RECEIVED
MAY 1 2 2004
PLANNING DEPT.
to Consider
Special Conditional Use Permit #SCU04-007
crype of Request)
I have received notice of the above referenced public hearing.
I ~ in FAVOR of ganting this request
'-r ~
("
I am OPPOSED to ganting this request for the following reasons:
J
J-rl)~/jr~V
I ~ /
III~! .' f:t 7?~~ .7
. ---GityfStab;.Zip---.. --- .._--
e
e
StafTReport
May 20, 2004
Bayforest Ranch
Special Conditional Use Permit #SCU 04-007
Reauest:
Reauested Bv:
Reauested For:
Present Zonin2:
Reauested Use:
Baclmround:
Approval of a Special Conditional Use Permit (SCUP) for a 100-units multi-
family development. (freestanding individual rental units) This request is
es~entially an amendment to the existing SCUP #03-002 and General Plan
approved for this site.
Hettig Management Corp.
15:f: acres of land located in the W. P. Harris SurveYt A-30, La Porte, Harris
Countyt Texas. This property is further described as being located between
State Highwayl46 and the Bay Forest Golf Course. This property is located
at the northeast corner of McCabe Road at SH 146. It is bounded on the east
by the Bay Forest Golf Course. On the north, it is adjacent to the La Porte
GOlf Course Community, a proposed single-family residential development
on approximately 150 acres surrounding Bay Forest Golf Course.
Planned Unit Development (PUD) with a previously approved (10/13/03).
. General Plan
. SCUP #03-002 for muhi-family with density and driveway access to be
determined by a future development agreement.
Multi-Family Residential Development (100 freestanding individual units).
During the presentation the Commission may hear comments/positions taken
that the Cityts definitions of multi-family do, and/or do not prevent the
proposed l00-unit (freestanding) multi-family units from being defined as
multi-family and thus allowable under the existing SCUP. Since this is a
new concept for this City, the Staff focused on the merits of the concept
presented and not on the definitions of multi-family development. This
project is not, per se, defined within the current ordinance.
In staff's opinion, this project requires this new/amended SCUP because it
does not resemble the materials and proposed project presented to the
Planning and Zoning Commission and City Council when the existing
General Plan and previous SCUP were approved.
- - =-.", - - - - - - ,. - p .. - - - - ... -... - --- -- -_. - -- - -- .- - - - - P. ... . - _. -
The developer (Arete) submitted a General Plan and Special Conditional Use-
Permit SCU#03-OO2 for :f:150 acres located at SH 146 just south of the
Baypomt 10wnnomes and west of the Btly Forest GotfCoUfSC. 'The GeBeral
Plan proposed single-family residential, multi-family residential, and
neighborhood commercial uses within the Planned Unit Development zoning
district (PUD). At the Planning and Zoning Commission's August 27,2003,
meeting, a public hearing was held. During the public hearing, the Baypoint
Townhomes residents questioned the extension of Stb Street through their
Bayforest Ranch
SCU04-007
May 20, 2004
Page 2 of5
Analvsis:
e
e
neighborhood into the proposed development. In addition, the residents
submitted a petition against the extension of S. sth Street.
During their September IS, 2003, meeting, the Commission recommended
approval of the General Plan and SCUP with a number of conditions:
City Council, at their October 13, 2003, meeting, approved the General Plan
and Special Conditional Use Permit #SCU03-002 with one amendment
removing the connection to S1h Street. The ~it conditions for land use'
allowed multi-family development on this site. The approved SCUP stated
the development agreement shall determine density and driveway access.
. '
Recently, the Bayforest Ranch Ltd. applied for Housing Tax Credit with the
Texas Department of Housing and Community Affairs. This proposed
development will consist of 100 single-family homes for rental which was
not a part of the original submittal or approved General Plan and SCUP.
These homes would be built on approximately 15 acres, which is the subject
of this application.
Section 106-659 of the Code of Ordinances establishes the following criteria
for review of development projects within a PUD zoning district:
. Land Uses - Review of the City's Land Use Plan indicates this area was
envisioned as developing as low density residential with a mixed
commercial use. As per the approved General Plan, the multi-family
development section consists of 15 acres and a 1.5 acre tract as reserved
for commercial development. The proposed project is now single-family
(freestanding) homes for rental and the commercial reserve is restricted
to approximately 1.2 acres along McCabe Road. The intended
development is a deviation of the approved General Plan for La Porte
Golf Community and it is not in compliance with the earlier permit
conditions.
. Streets, Access, & Layout - The layout shows private streets with
50'rights-of-way with 2S' paved streets and 20' paved alleys to allow
rear access to the home sites. One point of access is shown along
frontage road of SH 146 and another along McCabe Road. In addition,
- the Development Oromance-tequrresthat tlfe--design-'and construction of . -
private streets be identical to the public streets. The homes sites are laid
out on a zero lot Hne concept
. Utiliti~s - There are sufficient water distribution facilities along frontage
road Qf sa 146 and McCabe Road to supply potable water and fire
protection to this proposed project. Currently, sanitary sewer service is
not available to this site. However, the City's master sewer plan for the
area has been provided to the developer's consultant. Per the SCUP and
Bayforest Ranch
SCU04-007
May 20, 2004
Page 3 of5
e
e
Development Agreement, future approvals of the plats and construction
drawings will need to be in accordance with this plan or agreed
modifications.
. Drainage - The proposed development lies within the Taylor Bayou
Watershed and TIRZ #1. The channel improvements cannot directly
receive stormwater runoff from this development. The City of La Porte
has a master drainage plan for the Taylor Bayou watershed that was
performed by Civil Tech last year and has been accepted by the City.
This master plan calls for regional detention for this area north of
McCabe ~oad. The propos~d layo':!t should show detention within the
site. If approved, this project and the entire General Plan will need to
conform to the principles and findings of the Taylor Bayou Watershed
Plan.
. Parks and Open Space - The plan shows several pocket parks and
open spaces in and around the proposed development. If approved, the
City's Parkland dedications will apply. In addition to the passive
park/detention areas, the development proposal should include in its
deed restrictions that these areas are private and maintenance would be
the responsibility of the Homeowner Association.
. Safety & Maintenance Issues - Staff analyzed the nature of this new
development, evaluated pros and cons associated with this kind of
development, and impact to the community. Overall density may not be
an issue, but the main concern is safety and welfare of the public. This
kind of development with single-family leased dwellings in a vacant
status invites vandalism and other crimes due to the relative far
proximity of the dwellings when compared to apartments. When
apartments are vacant; control, security and observation are still
centralized. An increase in traffic and number of parked cars in the
development may contribute to the difficulty of monitoring the safety
of the development. In addition, public services will be difficult to
maintain in the area. A security plan must be submitted for review.
. Miscellaneous Issues - In this location and surrounding area, the
Commission and the TIRZ have promoted development of a character
- - - - - -- - - -- - - - - -- - - - - - - - - - -- - aIfd-type-that exceeds"the typical-development seen -in-the community.--- - - - - - - -
.:. 1 here was some cUllsidcl liLiulI Whl:;lr1ho Commis5ien=aftd
Council approved the previous SCUP allowing multi-family
units where the Land Use Plan and Comprehensive Plan
Update promoted single-family development. This was based
on presentation of a higher-end multi-family complex with
Bayforest Ranch
SCU04-007
May 20, 2004
Page 4 of 5
e
e
market driven rates. Additionally, the present SCUP provides
for an acceptable density arranged on a zero lot line concept.
.:. The developer previously stated that the perimeter landscaping
along SH146 and the drainage channel would equal that
proposed for the SH146 boundary of the Golf Course
Community. The general layout is not complete.
.:. If the Commission considers this project (or other freestanding
units), staff suggests that they meet the standards of our zoning
and development ordinances to match the character of the
adjacent development.
.:. Harris County Housing Authority has stated they may
participate in this proposed project financially and possibly
become an owner. This may further complicate long-term
management issues beyond the life of the tax credit program.
.:. No covenants or restrictions were proposed to take care of
short or long-term management and maintenance issues. (If
received, the Tax Credit Program does require certain
protections that eventually expire)
Recommendation: While the project is not consistent with the Special Conditional Use Permit
and General Plan recently approved by both the Planning and Zoning
Commission and City Council, through weeks of coordination meetings and
staffing we believe that it is now a reasonable project. If the Planning and
Zoning Commission wishes to consider this Special Conditional Use Permit
request, staff suggests the following conditions as a minimum be considered:
. Allow only multi-family development near McCabe & SH 146.
The development is restricted to 100 units based on Single family
special lot line (e.g. 0 lot line) parameters in City Code of
Ordinances 106-333. The Developer's Agreement could
determine driveway access.
. Enlargement or use of a commercial tract will be determined when
the Development Agreement is created.
. Any developer redesign .ofthe current layout of street rights-of-
way and building setbacks require prior approval..
. Future approval of the plats and construction drawings will need to
--:--,.---~~-- ~---~~ - - ------. - -1>eln accordance with-the-mastersewer-plan-for-.south-ba Porteor--- -- - - - - ~
agreed modifications.
. Thi~ project and the entire General Plan will need to conform to
the priniciples and findings of the Taylor Bayou Watershed Plan.
. The City's Parkland dedications will apply. In addition to the
passive park/detention areas should include the deed restrictions
that these areas, buildings, lawns, clubhouse, open spaces and
Bayforest Ranch
SCU04-007
May 20, 2004
Page 5 of 5
e
e
appropriate adjacent lands are private and maintenance would be
the responsibility of the Homeowner Association.
. Agreements for the provision of public services within this complex
will need to be made between the City and the owner/developer.
. The perimeter landscaping, pedestrian paths, or sidewalks along
SH 146 and the drainage channel would equal that proposed for the
SH 146 boundary of the Golf Course Community.
. Construct a sound barrier wall between the development & S.H. 146.
. Ensure pedstrian access to trails system from within the deevelopment.
. Return with the Development Agreement, plat, deed restrictions
etc. refirming and resolving the above conditions.
. The applicant must secure a maintenance bond, according to the
City's multi-family provisions, or seek an approved alternate.
. If current or future owners are a qualified 501c(3) or a
governmental body, agree to payments in-lieu of taxes for all
taxing jurisdictions.
. Covenant that any change in ownership in the future to a qualified
501 c (3) or another governmental unit be required to continue
payments in-lieu of taxes.
. City must be agreeable to the terms and conditions regarding payments
in-lieu of taxes including term and provisions for renewal.
. Covenant the creation of an Interest and Sinking Fund that
continues beyond the life of any financing or tax credit.
. Create a property owners association that is subject to and part of
the Homeowners Association created for the adjacent singe-family
development.
. Consider a mixture of 2, 3 and 4 bedroom units v. 100 4-bedroom
units in consideration of the impact on LPISD.
. Comply with all applicable laws and ordinances of the City of La
Porte and the State of Texas.
Options available to the Commission are as foUows:
. Recommend to Council approval of SCUP #04-007 and of an
amendment to the General Plan with additional conditions. This action
_ __ _. __ _._ _.___b.eing..an_amen.dJll~nt to SCUP #03-002 as it relates to this site Q!!!y._If ___ _.." _ .__
approval is recommended, a draft SCUP is attached for the Commissions
consideration.
. ltecorrunend to Cowu.iil delliid uf SCUP #04-007 and the amendment to
the General Plan.
. Table SCUP #04-007 and the amendment to the General Plan.
. The Commission could also continue the Public Hearing to a future date.
~rrS\SUBD .
IVISIONS\laporte .!.
golf community\la
porte golf communltyl.dwg
L-J LJ L-II
L-JI JL
~ ~) /::r: V 7 I
1~~ 3 ~ ~~~
:.II.wITlo W.II.I -nrnrn: '....---
,,~ ., ~~
~\ 1a<.J
~ I _U'~...........
'--i
~.
--'--
--4
.~ -
I I II I I ~I I I
c-f I I
'-\, I I II I
q
III -II' ~
-
-l
= I I, I
-J 'I I ~
L . =t=FA11'-'
~'T~:'
~ 'IlL 1\ ==
:t:- I '1 ~
1:- I I' j
:~ I~.'
,.- t-' ===:
, I I I I I
II'" I L-J L-J L-J L-.J L
.- -~ [
~ 1429 1430 1431 1432
~ W Ntt=[
\ 1439 1438 ~
II
,II
Little
Cedar Bayou
Pork
Bay Forest Golf Course
I" I 1- ,\\~ 0' -:::
-I:o~ ,t i
_ I ~ :.'i{,~
~
-J
.!- H I I I ,
'~Irl L 1:0 _"
I~m
ILl ~II -
::: , =.I~fFbl _I ~
I- F--- ~--'
!- -- f--- '""
, +---'
:- -- L-
r - -... I,b"b
IL-
.-
'/
-
~....
I i-m
llHARTO
I I I
I
.:::-
,....-
'-I
-
I
~-
+--
~
'-
-
-
r{[
I I
~ ~
fI..IJl. I
iEEMS
~s:
I
f1 I I I I I I \ I
I
i
!-. If I II 11111111\
i..... 0- :
J~ ~u 1fJ~
It ,'~ 1-;'
, J
II' -.;
JEiI' ,,-..: ~
~~ i
:....t. .
f/~J.~~ '
/,7t:.,4U<Y, P'\
~~.. - \ ~'
~i?fo7l"\J, I \.~.
:~: .... t ~ \
~.,:: ."' r.t:,') ..~- " \
~;~~ ~{Ji~ '': ;,:~. \.
~}~ />.... .Pf: ~::. \
.;,.~. 'ti~F~ c:!~"
~ ,,~ '~'~""I
~~.~ = "'[11--\ '.1
-... ~,,,, '.:..,II~
II ,~.:...,,,. :~.'_~I
Bay Forest Golf Course
I I
I
MfA:
RIl
7 200' RADIUS MAP
r-
TI;; ~
-
:....-- -
1446 1.
- t:
-
1219 1:
I-----' l-
t-- I...-
1254 1 :
I--- -
t-- .....
1261 1 :
t--
1296 1 :
~ 1:
-
/....
B YD. -
(33' 1 :
-
,..---
'--- -
337 1:
~
.....S
B~
\ l
l
C3
a:::
CD
:c
~E
C
I
. JUN-07-2004 14: 21
Brown and Gay Engineers
tit
713 488 8381
P.01/03
e
BROWN
lGAY
ENGINEERS. INC.
- Fax Cover Sheet -
Date:
June 7, 2004
Pages:
To: Mr. WayneJ. Sabo
City Planner
City of La Porte
Fax Phone: (281) 842-1868
From:
Pbone:
Fax:
Tracy Youngblood
281-558-8700
713-488-8381
Subject:
Bayforest Ranch
HET09-60
(1) Copy of Rent Range and Ratio of Units.
Wayne:
The following is our response to City Council regarding the request for Rent Range and Ratio of
Units set aside for low to moderate income to those at market rate for the Bayforest Ranch Project.
Respectfully,
Tracy
Cc: ] ohn Hettig (Rettig-Kahn)
Gary M. Szanto, P.E.
11490 W8Slhelmer . Sull8 700 . HOIlAlI'l. Texall 77077-4841 . TEl.: 21l1-6Sl1~700 . FAX: 713488-a381 . EMAlL: bge@btowngay.com
. JUN-07-2004 14: 21
Brown and Gay Engineers
It
e
713 488 8381
P.02/03
BAY FOREST HOME RENTALS
June 4. 2004
Unit .. Rent Per Mantt) :-LIPolt8 Demand
30% Median 9 $389 143
50% Median 20 $743 325
60% Median 51 5920 458
Market ~ S1.1~ Entire Martcet
100 Units $883 Avg. Per Month
· Based on O'Connor & Associates Marut Analysis dated March I, 2004
. JUN-f2l7-2f2lf2l4 14: 21
Brown and Gay Engineers
e
713 488 8381
P.f2l3/f2l3
e
TDKC.A.l"RlMA1lY MAlUOtT AREA ANALYSIS SUMMAIU' . .
. DeYdllplllCllc Name: Bayi'orellt lWlc;h Total UAiI$\ 100
lAIcaloa: ElL of Sllt~ Hip~y 146 IIIld NIL at II hnritud Ullla: 80
McCabe ROIcl, La Porte, 'IX
~ Malicec Zip Cades 77571. 77586, md 17536. DiIIaDee ~ClIIl S\lbJea. 10 hi.
Bowl4u,: Fllnben BOQdAry Point:
RBm'AL UOUSING STOCIC ..
T1pc . Dr DndollJDatll TolAl UDltJI Avcrolc Ol:C\I~1lC)' " or ." UIllts ace.. 1n die
Ian U 1DQa:hs
All 48 5.243 90.73. . 156
SllbUdiat4lRlstdCll.ed Wit. MIA. N/A. NlA
Me , 1 260 99." n
StJaltiliu:d CoDlDanbJd 5 351 97.00'1 0
V...bWzed. Comaarabl~ 0 0
MONTHLY ltE RISON tlo.
S\&bj~ J>corelODmmt AodlU6ted Markee It.cDI Blpesl U. li: ColllllP- Rmt
.edrOoIaI lladu size (51') pI'OpOM ral per UDit per S'S pee oat perSV
4 2. 1.353 5389/$743/ 51.150 50.85 $1,235 .$0.19
S9'Z01
.. i 1,445 $389/$743/ 51.100 SO.76 $1.13$ SO. III
59.101' ." ,
D!MO Da.'tA. a: SEE NARR4.nvE Pl" %7030 .. ADDENDA
Bale: 7.003 Pl~~ 'Y car- J'oreasc: limo...
Pa1Nk1:loD BUU 89.920 8S,490
BollMlulllls 30,lS? 3M4! 1.2SlJ(j 30.723
llaltfr BoUSdloiU 7.CiQO 25.20'1& B.07~ ~.lK 7,'41 25.10...
laco . ecl8.elta Boaueholcb 3,2.89 1G.91" 3,494 10..91 'It. 3,350 lo.n"
T....et&d Bowc\ol& 1,664 2S..1" 16.~2~ 25.41 " 7..01 15.,61 "
TuaNd IJlco....ouUW J.Wtr BB 895 :a."" 1,846 U7lJi 912 ).91"
....., Can: ill a .. oI:!Dome: 35"" XaI~ BIDIl: 513.337 10 S42,4BO
TARGtnm IN HOUSEHOLD 1I.~a:NAUA'Il'VE PP &'13
T_ of DCIIlIDII VDiI! of1>cmala&l Perceatage or TolalDemau
.0....0141 Growt!l 29 3.2'.
T1IrDovcr cc4l1t MlJ'P> SO ... 814 9U19L
Olber: 81 9, 0!I1Io
OUlet: 0 G.OO94
Total T~Clcd w-QIIalified JtaIcr lIB .,S 100'lL
:Dea.ab4
CAmJal! RA'ntl; PP 6\1..73
SIMPU
m Ranric:ud Sab.i~..p.I$ - 8.93"
~l Tarlleled mCOlllC!Ouali&a1 Rcnll:r Holl.tro~ld ~d
INCUJSlVE
m lUs~_~~~~.l U~ CQftlpw\e l11Ub .. u~..
-
~) TaulUld ~OlWified Retlllr ROIISdlaIIl n_d
C04.0219
O' Calmar I: iU!IClCialc:I
PageS
TOTAL P.f2l3
REQulT FOR CITY COUNCIL AG'DA ITEM
Appropriation
Requested By: Nick Finan
Source of Funds:
N/A
Department: Plannine
A~count Number:
Budgeted Item:
N/A
N/A
N/A
N/A
Report: _Resolution: _Ordinance: -L-.
Amount Budgeted:
Exhibits:
Ordinance
Special Conditional Use Permit SCU#04-007
Sketch Planllayout
Public notice responses
Staff Report
Aerial Map
200'radius Map
Information from Mr. Hettig as requested by P&Z
Amount Requested:
SUMMARY & RECOMMENDATION
Mr. John Hettig of the Hertig Management Corp., requested Special Conditional Use Permit SCU#04-007 for 150 acres
located at SH 146 from northeast comer of McCabe Road to south of Baypoint Townhomes, and west of Bay Forest Golf
Course. The applicant is proposing 100 single-family homes for rental, a project funded partially by housing tax credits. The
current project is not consistent with the Special Conditional Use Permit #SCU03-002 recommended earlier by the Planning
and Zoning Commission and approved by City Council. The previous plan proposed single-family residential, multi-family
units (the said project location), and neighborhood commercial uses within the Planned Unit Development zoning district.
To consider this project, the applicant is seeking an amendment to the SCU03-002 approved earlier. The Bayforest Ranch Ltd.
applied for Housing Tax Credit with the Texas Department of Housing and Community Affairs. This proposed development
would consist of 100 single-family homes for rental, which was not a part of original plan and the SCUP. These homes would
be built at the northeast comer of McCabe Road and State Highway 146. During the Planning and Zoning Commission's May
20, 2004, meeting a public hearing was held. Fifty public notices were mailed to property owners within 200' of the subject
site. Three responses were received; two in mvor and one against the proposal.
By a 4-2 vote, the Commission recommends approval of the SCUP with conditions as listed in the SCUP attached. In
addition, the Commission asked for the following additional information to be furnished in this regard:
. A proposed rent schedule along with a unit allocation report be submitted.
. Describe a ratio of units allocated for low to moderate income and a comparison of the area median income with the
market rate.
. Overall maintenance of the said project will be the responsibility of the HOA.
Action Reauired bv Council:
1. . Conduct public h~aring.
2. Approve the SCU#04-007 with conditions.
3. Approve the SCU#04-007 with additional and/or less conditions than recommended by P&Z.
4. Disapprove the SCU#04-007-only requires simple majority.
ADD roved for City Council Ae:enda
id.1B.~~~~
(p -~-o4:
Date